Rent Increase Notice (Ireland)

A Rent Increase Notice in Ireland serves a prescribed landlord-and-tenant notice and records the statutory particulars the recipient is entitled to receive, as regulated by the Residential Tenancies Act 2004.

The legal framework for rent reviews in Ireland is primarily found in sections 19 and 22 of the Residential Tenancies Act 2004 (as amended). Section 19 provides that the rent payable under a tenancy shall be no greater than the market rent for the property (the 'market rent' provision) and, in Rent Pressure Zone areas, shall not exceed the RPZ-compliant amount calculated in accordance with the statutory formula. Section 22 prescribes the procedure for notifying a tenant of a rent review — including the requirement for 90 days' written notice (as inserted by the Residential Tenancies (Amendment) Act 2019, which extended the previous 28-day period) and the obligation to include specified information in the notice for RPZ properties.

Rent Pressure Zones were introduced by the Planning and Development (Housing) and Residential Tenancies Act 2016, which inserted section 24A into the Residential Tenancies Act 2004. Originally, RPZ designation applied only to certain local electoral areas where the annual rate of rent inflation exceeded the rate of general inflation and average rents exceeded a prescribed threshold. The Residential Tenancies (Amendment) Act 2021 extended RPZ designation to the entire State from 11 December 2021, meaning that all private residential tenancies in Ireland — regardless of location — are now subject to the RPZ rent increase restrictions.

In RPZ areas (which now covers the entire State), the Residential Tenancies Act 2004 (as amended by the 2021 Act) provides that rent increases are capped at the lesser of 2% per annum or the rate of change in the Harmonised Index of Consumer Prices (HICP) general index for the period since the rent was last set. This dual cap — the lower of 2% or actual HICP inflation — confirms that rents do not increase faster than general inflation. Where HICP is below 2%, the lower HICP rate applies, providing additional protection for tenants during low-inflation periods. The relevant period for calculating the maximum increase runs from the date the rent was last set or reviewed, which may be more or less than 12 months.

Landlords who own properties that qualify for an exemption from the RPZ rent cap — for example, properties that have undergone substantial refurbishment as defined by section 19(5B) of the Residential Tenancies Act 2004 (as amended) — may be entitled to set rent above the RPZ cap in certain circumstances. However, the criteria for qualifying for such an exemption are strict and must be verified carefully before serving a non-compliant notice.

The Residential Tenancies Board (RTB), established under Part 8 of the Residential Tenancies Act 2004, provides an online RPZ Rent Calculator and standard rent review notice forms on its website (rtb.ie) to assist landlords and tenants in calculating the maximum lawful rent and confirming notices are compliant. The RTB also has jurisdiction to investigate and adjudicate on disputes about rent review notices under Part 6 of the 2004 Act. An invalid rent increase notice — one that fails to comply with the 90-day notice requirement, the RPZ calculation requirements, or any other statutory requirement — has no legal effect, and any rent collected above the previously lawful amount may be required to be repaid to the tenant following an RTB determination. The Residential Tenancies (Amendment) Act 2025 further consolidated the nationwide RPZ regime from 20 June 2025, applying rent pressure zone restrictions to all private tenancies and student-specific accommodation tenancies and licences across the entire State. Landlords should also be aware that the Government has indicated it intends to replace the current RPZ framework (which runs until 28 February 2026) with a permanent national rent control system, and should monitor legislative developments accordingly.

A Rent Increase Notice is needed whenever a landlord in Ireland wishes to increase the rent payable under an existing residential tenancy. The notice is a legal prerequisite — a landlord cannot lawfully increase the rent without first serving a valid written rent increase notice in compliance with the Residential Tenancies Acts.

You need a Rent Increase Notice when you are: a landlord who has not reviewed the rent for more than 12 months and wishes to increase it to reflect current market conditions or cost increases; a landlord whose costs (mortgage payments, insurance, maintenance) have increased and who wishes to pass on a portion of the increase to the tenant; a landlord whose fixed-term tenancy is ending and who wishes to set a new rent for the renewal period; or a landlord who is required by their mortgage provider or financial advisers to confirm the rental income reflects current market rates.

From the landlord's perspective, a properly drafted and served Rent Increase Notice is essential because an invalid notice is ineffective — the rent increase cannot lawfully take effect, and any additional rent collected above the previous amount may need to be repaid. The RTB has made clear in numerous determinations that compliance with the statutory requirements for rent review notices is strictly enforced. Even a minor procedural defect — such as a notice period of 89 days rather than 90, or a failure to include the RPZ calculation — renders the notice invalid.

From the tenant's perspective, a valid Rent Increase Notice provides certainty about the proposed new rent and the date from which it will apply, and gives the tenant a full 90 days to budget for the increase, seek alternative accommodation if the increase is unaffordable, or challenge the increase before the RTB if it does not comply with the RPZ rules.

A Rent Increase Notice is also required before an increase can be registered with the RTB. Landlords must register tenancies and keep the RTB informed of rent changes under Part 7 of the 2004 Act. Failure to comply with the notice requirements may result in enforcement action by the RTB.

For tax purposes, landlords should note that rental income — including any increased rent resulting from a valid rent review — must be declared to the Revenue Commissioners on an annual basis. Landlords should retain copies of all rent increase notices served, along with evidence of service (registered post receipt), as part of their tenancy records for both RTB and Revenue purposes. The RTB strongly recommends that landlords use the standard rent review notice form available on its website at rtb.ie, which is pre-formatted to include all the required information and reduces the risk of an invalid notice.

A thorough Irish Rent Increase Notice must contain several essential elements to be legally valid and effective under the Residential Tenancies Acts 2004–2024. A failure to include any required element renders the notice invalid and of no legal effect.

The landlord and tenant identification section sets out the full name and address of the landlord and the full name and address of the tenant. Where the landlord acts through a property management agent, the agent's full name, address, and licence number under the Property Services (Regulation) Act 2011 should also be stated, along with the landlord's RTB registration number.

The property identification section provides the full address of the rented property, including the Eircode. This is essential to identify the specific tenancy to which the notice relates, particularly where the landlord owns multiple properties, and to enable the tenant (and the RTB, if a dispute arises) to verify the tenancy registration details.

The current rent section states the amount of rent currently payable by the tenant — the rent that was last validly set and is currently in force, expressed in EUR per month (or per week, as applicable). This provides the baseline from which the RPZ percentage increase is calculated and demonstrates the continuity of the rent-setting history.

The proposed new rent section states the amount of the proposed new rent in EUR (per month or per week, as applicable) and confirms that it is the rent that will be payable from the effective date if the tenant accepts the increase or does not challenge it before the RTB. The proposed rent must not exceed the RPZ cap regardless of market conditions.

The RPZ compliance statement is a mandatory requirement for all tenancies in Ireland since the entire State became an RPZ from 11 December 2021 under the Residential Tenancies (Amendment) Act 2021. This statement must specify: the date on which the previous rent was last set or reviewed; the amount of that previous rent in EUR; the proposed new rent in EUR; the euro amount of the increase; the percentage increase; the length of the relevant period in days or months; the applicable HICP rate for the relevant period; and express confirmation that the percentage increase does not exceed the lower of 2% per annum or the applicable HICP rate. Landlords should use the RTB's online RPZ Rent Calculator at rtb.ie to verify the exact maximum lawful increase before serving the notice.

The effective date section specifies the calendar date from which the new rent is to take effect. This date must be at least 90 days after the date on which the notice is physically served on the tenant. Landlords should calculate the effective date carefully, taking into account the method of service — where service is by prepaid registered post, the deemed date of service is the second working day after posting under section 3 of the Residential Tenancies Act 2004, and the 90-day notice period runs from that deemed date.

The service information section records the method and date of service of the notice. Valid methods of service under the Residential Tenancies Act 2004 include personal delivery, leaving the notice at the rented property, or prepaid registered post. Some tenancy agreements also provide for service by email as an additional agreed method, but email service alone should not be relied upon without a clear contractual basis.

The frequency compliance statement confirms that the rent has not been reviewed within the 12 months immediately preceding the service of the current notice, as required by section 19 of the Residential Tenancies Act 2004. A rent increase notice served within 12 months of the previous rent review is invalid regardless of the RPZ calculations.

The tenant's rights statement informs the tenant of their right to refer a dispute about the rent increase to the Residential Tenancies Board (RTB) within 28 days of receiving the notice in accordance with Part 6 of the Residential Tenancies Act 2004, and of their right to continue paying the current rent until the dispute is resolved. Including this statement is good practice and reflects the RTB's published guidance on the content of rent review notices. The forms-legal.com Rent Increase Notice (Ireland) template covers the mandatory elements under Residential Tenancies Act 2004.